3895 State Route 147 · Vienna, IL 62995

$85,000

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 17 Days on market

Built 1978 1.20 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Ranch, 3 Bedroom-2 Bath Home on 1+ Acres with Carport, Older Buildings & A Beautiful Back Yard! All Appliances! Call Today To See!!

Key facts

• Beautiful back yard
• Ranch home
• Carport

Tags

• RANCH HOME
• 1 ACRES
• CARPORT
• BEAUTIFUL BACK YARD
• ALL APPLIANCES

Property features AI

Finance

• Other: Property located in unincorporated area; Directions: Rt 146E–St Rt 147N; listing 3.8 miles on left
• HOA & community: No master association fee required

Exterior

• Parking: Space for 6 vehicles
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family home; One-story layout; Fee simple ownership
• Construction: Vinyl siding exterior; Estimated age 41–50 years; Not rebuilt or rehabilitated; Built after 1978
• Exterior features: Approximately 1.0–1.99 acre parcel; Lot dimensions: 251 x 237 x 267 x 250; School bus service available

Interior

• Kitchen: Kitchen on main level (8 x 12)
• Bedrooms: Master bedroom on main level (12 x 14) with full bath; Bedroom on main level (11 x 11); Bedroom on main level (9 x 11)
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric baseboard heat; Wall unit cooling
• Interior features: Six total rooms; Living room (17 x 17); Family room; Dining room (10 x 12)
• Laundry & utility: Main-level laundry (6 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#678 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Vienna Hsd 133 (rural): math 15% / reading 35% proficiency, ranked #630 of 919 in IL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vienna High School (math 12% / reading 27%, grade F, #397 of 693 statewide, top 61%, 322 students, 0% FRL).
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Johnson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $263,432
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Pleasant Ridge Rd	0.65mi	3/2.0	1,040 (-13%)	15mo	$230,000	$221	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,295
• Equity at exit: $12,674

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $12,891
• Equity at exit: $7,349

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62995

• Home prices YoY: -20.1%
• Active inventory: 31
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $180

Break-even live

Break-even rent $792

Max offer price $85,000

Occupancy floor 77%

Sensitivity live

Price	-10% $228	-5% $204	+0% $180	+5% $156	+10% $131
Rent	-10% $99	-5% $139	+0% $180	+5% $220	+10% $260
Rate	-1.0pp $222	-0.5pp $201	base $180	+0.5pp $158	+1.0pp $135

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 17 DOM
2. 2026-06-17
   days on market $85,000 Active 16 DOM
3. 2026-06-16
   days on market $85,000 Active 15 DOM
4. 2026-06-15
   days on market $85,000 Active 14 DOM
5. 2026-06-13
   days on market $85,000 Active 12 DOM
6. 2026-06-12
   days on market $85,000 Active 11 DOM
7. 2026-06-09
   days on market $85,000 Active 8 DOM
8. 2026-06-08
   days on market $85,000 Active 7 DOM
9. 2026-06-07
   days on market $85,000 Active 6 DOM
10. 2026-06-05
    days on market $85,000 Active 4 DOM
11. 2026-06-04
    days on market $85,000 Active 2 DOM
12. 2026-06-01
    remarks 144-char remark
13. 2026-06-01
    listed $85,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,738 · $145/mo
• Projected year-2 tax: $1,834 · $153/mo
• Expected delta: +$96/yr (+$8/mo · 5.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,237
• − Mortgage interest: −$4,761
• − Property taxes: −$1,738
• − Insurance: −$425
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,473
• Taxable income: $882
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $1,944/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Vienna Hsd 133
• NCES district ID: 1740290
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $40,197
• Composite: 24.12/100
• National rank: #13157
• State rank: #630 of 919 in IL

Livability — Vienna

• Score: 64/100
• State rank: #678
• US rank: #13848

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,477
• Population (ZIP): 6,477

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 13,355 people
• By 2030: 13,579 · +1.7%
• By 2040: 13,849 · +3.7%
• By 2050: 13,880 · +3.9%
• By 2075: 13,759 · +3.0%
• By 2100: 11,536 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Romanian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+58.3) · D 20.3% · R 78.6% · Other 1.1%
• 2008→2024 swing: -23.7pp toward R · 2008: -34.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+58.6 2016: R+58.3 2012: R+42.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.69%
• Current HPI: 145.9396
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+21.4% since first listed

4 events — show timeline

• 2026-06-01 Listed $85,000 MRED as Distributed by MLS Grid
• 2006-08-28 Sold (MLS) $64,000 RMLSA as Distributed by MLS Grid
• 2006-08-21 Sold (Public Records) $64,000 Public Records
• 2006-02-23 Listed $70,000 RMLSA as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2024): $1,738 · +64.4% YoY. Source: county tax records.